Need help making a creative offer

[Sybil Ehninger-High]

Hello everyone,

I have a "tired landlord" with 3 run-down properties in not-desirable neighborhoods. She and her husband manage the properties themselves, and are letting their tenants take advantage of them. The owners are in their 80's, and have a lot on their plate... they are both very tender hearted and let deadbeat tenants walk all over them. They are not highly motivated to sell, I believe they are at the beginning phase of wanting to sell, I believe they are tire-kicking to see what their options are. I have run the numbers on all 3 properties and am having a hard time coming up with an offer.

Property 1 (duplex with garage apartment): ARV of 25k, Tax value: 18k, Repairs needed: extensive, maybe 20k, Owner owes 10k on the mortgage, rents 400 on each side of the duplex and 200 for the garage apt. Garage apt has 2 extra unauthorized people living there (total 4 people crammed into a garage as big as my living room). Tenant on the right side of the duplex is 3 months behind on rent. Tenant on left side pays rent on time. Local college has offered to buy the property for 5k and bulldoze the lot and rebuild.

Property 2 (single family home 3br/2bath): ARV of 35k, tax value: 33k, repairs needed: 15k, Owner owes 20k on the mortgage, rents the home to a couple with 4 children for 550/mo, the neighbors have built a house behind the house next door (did not tell city) and is encroaching over the property line by 6 inches.

Property 3 (single family home 3br / 1 bath): ARV of 45k, tax value: 43k, repairs needed, not sure couldn't inspect the property, Owner owes 30k on mortgage, rents the home to the brother in law who is a hermit and a hoarder for $550/mo, have tried to sell the property to him several times but he doesn't want the responsibility and pays rent late every month. He does not cooperate if anyone wants to see the property.

Tenants are very uncooperative if I wanted to arrange viewings for potential buyers, and the owner is too nice to have a come to Jesus meeting with the tenants.

Any ideas how to make some lemonade out of these lemons?